217 High Street, Yiewsley, West Drayton, UB7 7GN

the erection of 5 and 6 storey buildings to provide a health facility (approximately 10,000sqft) (Use Class E) and 233 residential apartments with associated parking, communal podium garden, landscaping, pedestrian and cycle canal link and external works following the demolition of the existing buildin gs

Authority: London Borough of Hillingdon
Appeal type: major · Planning Appeal
Procedure: Inquiry
Development: residential · Major dwellings
Inspector: Davies G

Main issues, as the Inspector framed them

whether the health centre could be provided on a sequentially preferable site in relation to flood risk

What decided it

The proposal failed the sequential test for flood risk because reasonably available, sequentially preferable sites existed for the health centre element of the scheme.

The significant benefits of the new health centre and affordable housing, together with moderate benefits from market housing and design improvements, did not outweigh the failure to meet the sequential test and the resulting harm from placing new development at risk of flooding.

Framework references: 162

Plan policies cited: Policy SI 12, Policy EM6, Policy DMEI 9, Policy GG3, Policy CI 1, Policy DMCI 2, Policy H4

Judgments cited: R (on the application of Khodari) v RLB Kensington & Chelsea and Cedarpark Holdings Ltd [2017] EWCA Civ 333

Read the decision letter on the Inspectorate’s site

The main issues and the deciding factor are read from the published letter by Town Planner Pro; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.

What an account adds

Draw a red line around your site and the appraisal follows.

Heritage. Listed buildings by grade and distance, conservation areas, scheduled monuments, registered parks and gardens, heritage at risk.
Landscape and environment. Green belt, national parks and national landscapes, SSSIs, ancient woodland, SPA, SAC and Ramsar sites, nutrient catchments.
Flooding. Flood zones 2 and 3, surface water, and both again with climate change.
Transport. The 800 metre station catchment and service frequency, bus stops with their weekday frequency, the cycle network, and the Framework’s transport tests measured for the site.

Then the development plan position, the housing land supply as an Inspector last accepted it, and every appeal decided around the site with its letter.

Every English appeal since 2016, with the letter behind it wherever the Inspectorate published one. Searched by meaning as well as by words, with the key case law counted live across the letters.

Casework that chases the deadlines. Applications, appeals and conditions with their statutory dates.

The judgement stays yours. The tool gathers the material and dates it.